Frequently Asked Questions

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FAQ Table of Contents

What should I expect during the inspection?

What locations do you serve?

Our central service area is 20 miles one way from our business address, with extended service up to 60 miles at an additional fee (Arkansas excluded). For locations beyond 60 miles, please email us with all necessary information, and we'll respond promptly.

Please note that the online 'quote' or 'scheduling' widget may provide an inaccurate price for locations further than 60 miles from our location. If you are located beyond this range, please contact us to discuss the feasibility of your inspection.

Service Area Map
We provide service to a variety of areas in the Tri-lakes region, including:
- Arrow Point - Blue Eye - Branson - Branson West - Carr Lane - Cassville - Cape Fair - Chestnutridge - Eagle Rock - Emerald Beach - Forsythe 
- Highlandville- Hollister - Kimberling City - Kirbyville - Merriam Woods - Mildred - Mincy - Nixa - Ozark - Powersite 
- Reed Spring - Ridgedale - Rockaway Beach - Roaring River - Saddlebrooke - Shell Knob - Sparta - Springfield - Viola - Walnut Shade - Other locations in Southwest Missouri. 

What are your hours of operation?

What are your methods of payment?

Pay securely via credit card, debit card, or bank transfer within your client portal via Stripe after acknowledging the 'pre-inspection agreement'. On-site payment via cash or personal check is also possible, but inspection report and information will not be provided until payment is received in full. 

Do you accept payment at closing?

We apologize for any inconvenience this may cause, but we regret to inform you that we are unable to accept payment at the close of escrow. To ensure prompt delivery of your inspection report and related verbal information, payment must be received prior to the release of any documentation. Thank you for your understanding in this matter.

Appointment scheduling online via our widgets?

Can I book an inspection for the same day? 

Emergency appointments are subject to availability. Please note that the online scheduling widget does not allow for same-day scheduling, so please contact us directly for availability.

Can you book my inspection even though the schedule shows as unavailable?

As a solo inspector, I like to give my clients my undivided attention to ensure they get the best service possible. Since I'm based in a rural area, I limit myself to one inspection per day to avoid any rushing between appointments. 

I understand that some clients may need weekend appointments, which is why I'm happy to work with you to find a day that works for both of us. Just give me a call or shoot me an email and we'll work out a schedule that meets your needs.

Do you work on the weekends or holidays?

We understand that weekends can be more convenient for some clients, and we are happy to accommodate when our schedule allows. Please reach out to us directly to inquire about weekend availability as our online scheduler does not display weekend options. Please note that a small additional fee may apply for weekend inspections.

We also want to inform you that we observe major holidays and do not schedule inspections on those days. However, minor holidays will not affect our normal business hours.

How do I schedule floorplan or GLA report services?

You have the option to include Floorplan, GLA report, or Home Report services as add-ons when using the self-scheduling widget or quote widget. 

However, if you prefer any of these services as standalone options, please get in touch with us directly. 

Please note that for standalone services, payment is collected onsite in the form of cash, check, or Stripe payment, and it is not billed through the Spectora client portal at this time.

Do I need to be present at the inspection?

We highly recommend that the buyer attend the end of the inspection for the consultation summary, where we can discuss our findings and answer any questions. If you are unable to attend, we can provide the summary to your agent and follow up with you later in the day.

Is it okay for other people (aside from my agent) to attend our inspection?

During the inspection, we focus on a thorough and methodical process, which may limit our availability to answer questions. However, we encourage you to bring anyone you like and suggest taking notes and asking questions during the consultation summary at the end.

For safety reasons, we kindly request that children are monitored throughout the inspection. We will have ladders, open access areas, panels, and tools that could be hazardous to little ones. Additionally, the inspection process may reveal unsafe conditions that others are not aware of, so safety is our top priority! 

Can we follow you around while you conduct the inspection?

We appreciate your interest in following along during the inspection process. However, for safety reasons, there are certain areas such as ladders, roof, crawl space, and attic where it may not be possible for you to join us. 

Nevertheless, we encourage you to be present during the inspection and explore the accessible areas of the property with your agent. Please note that our inspections are conducted in a methodical and focus-driven manner, so we may not be able to answer all your questions until the end summary. 

We suggest that you bring a notepad to jot down your questions and concerns as you explore, and we will be happy to address them during the end consultation summary.

How long does the inspection take?

The duration of an inspection can vary due to multiple factors. Generally, an inspection takes around 3 hours +/-. After completing the inspection, we will discuss the findings with you during a consultation summary where you are welcome to ask any questions. 

Please note that the time block allocated in the scheduling/quote widgets is an estimate based on the selected services and does not necessarily reflect the actual time needed for the inspection.

How long will it take to get a copy of my inspection report?

We strive to deliver your report in a timely manner, usually within 24 hours or even on the same day of the inspection. You can access your report through your client portal, where it will be presented in a searchable and feature-rich format. Moreover, you can print off a PDF version of the inspection for your records, and even create a 'repair request' list directly from the report.

Please note that reports and test results will only be released after the pre-inspection agreements are signed and any invoices are paid in full.

Does the seller have to fix any of the issues listed in the inspection report?

The seller does not have to make any repairs to defects we discover. 

Our inspection and any additional services are solely for your benefit and information. As you hired us to conduct the inspection, the inspection report is exclusively provided to you or your agent. However, you are free to share any findings with other parties such as the listing agent or the seller. 

It is typical for buyers to use the report to create a repair request list to negotiate repairs or ask for monetary concessions. Creating a customized list within your client portal is a straightforward process that can be done by either you or your agent.

Do you offer repair estimates or conduct repair work?


We adhere to industry-recognized Standards of Practice, which prohibit us from providing any type of monetary cost estimate to repair issues found during the inspection. This is because we cannot predict bid estimates from other contractors or current building material costs.


We strictly adhere to the industry-recognized Code of Ethics that prohibits inspectors from offering to perform any repair work or bid on a job related to the inspected home. Such actions would create a significant conflict of interest and compromise our impartiality. 

However, we do provide a list of local, reputable contractors at the end of each inspection report. This list is generated based on the findings in the report and serves as a courtesy to you. We have no affiliation with any recommended businesses.

Do you recommend contractors to make the needed repairs?

As a courtesy to you, your inspection report will provide a list of local contractors and professionals who may be able to perform necessary repairs. Their contact information will be listed at the bottom of your report. 

We have no affiliation with any of the recommended businesses and provide this information solely for your convenience. 

In the event that you experience any issues with the professionalism or workmanship of any of the recommended businesses, please inform us so that we can remove them from our list.

Can you tell me if I should buy this house?

A professional home inspector should refrain from offering personal opinions in regard to your home-buying decisions. Buying a home is a subjective process, and what may be considered desirable or not varies from person to person. 

A competent home inspector's main objective is to provide you with an impartial evaluation of the home's safety and functionality. The final decision on whether to proceed with the purchase is ultimately up to you.

Why should I hire a home inspector, can't I just have my contractor tag along instead?

Choosing a home inspector over a contractor is important because contractors are not trained to inspect all the systems properly and may lack the specialized equipment that a home inspector uses. 

Bringing only a contractor to inspect a home can be a risky move and a potential conflict of interest. Contractors may find "problems" that don't exist in order to generate work for themselves, and they may unintentionally overlook important issues that require attention.

In addition, unlike certified professional real estate inspectors, contractors are not required to adhere to any set Standards of Practice or ethical requirements. It's important to have an independent, unbiased home inspector who works solely for you and your best interests.

As an impartial third-party advisor, a home inspector is solely dedicated to serving your best interests. Their commitment to providing unbiased, objective information ensures that you have all the facts needed to make informed decisions about your potential home purchase. 

With no conflicts of interest, a home inspector is your trusted ally in navigating the complex process of buying a home.

So...we bought the house and are having issues with something. Why didn't you catch it?

A home inspection is a valuable tool for homebuyers, but it's important to remember that Real Estate Inspectors are human and can't catch everything. While inspections are non-invasive and limited visual inspections, they adhere to ASHI and NACHI CompSOP Standards of Practice to provide a reasonable scope. Trying to inspect every component of a home would take more than a day, and even then, hidden issues may remain undetected.

The purpose of a home inspection is to provide a snapshot of the home's current state. Inspectors cannot predict the future or past performance of any system, but they can give you valuable information about the system's current condition and any readily viewable potential issues. It's important to keep in mind that inspectors cannot determine or guarantee the future performance of the home's components and systems.

What is inspected?

There's a playground, recreational building, pool house, (etc.) on the property, is that included in the inspection?

When it comes to inspecting properties with playgrounds we have to be mindful of liability issues. As per industry standards, these are not included in the inspection process. However, we do recommend using your best judgment on how to handle them.

On the other hand, rec rooms, pool houses, second residences, separate buildings, workshops, secondary garages, and the like, can be inspected for an additional fee.

Do you inspect pools or spas?

Unfortunately, we do not currently offer pool or spa inspection services. For a thorough and comprehensive evaluation of a pool or spa, we suggest reaching out to a reputable pool specialist who has the necessary expertise and equipment.

Do you inspect septic systems?

Absolutely! Eagle Eye is fully certified to inspect septic systems, providing a limited visual inspection of readily accessible components, which is standard practice for most home inspectors. Although a full-scope septic inspection requires more extensive testing, such as pumping and examining the tank, lateral line bore scoping, and hydraulic load testing, our limited inspection can still catch many issues and provide you with a comprehensive report for negotiation purposes. 

It's important to note that a full-scope septic inspection is typically conducted by a specialized septic system contractor, rather than a home inspector. Learn more about our septic inspection services here.

Please be aware that we do not currently hold a Missouri DHSS OWTS License to provide septic property transfer certificates in Stone County for systems over 10 years old. For more information, we recommend contacting the Stone County Health Department. 

Do you offer water testing?

Absolutely! We are certified to perform thorough water testing on your behalf. During the inspection, we collect a water sample and transport it to our trusted DNR-certified laboratory. Within 24-48 hours (excluding Fri-Sun), the results are posted to your client portal. 

Each water test includes testing for; E-Coli, Coliform, Alkalinity, pH, Hardness, Nitrates, and Nitrites. 

We also offer Bacterial-only testing for lenders that request this.

Each standalone water test also includes a well inspection report. 

Please be aware that our lab only operates Monday through Wednesday, so if you schedule your inspection online, make sure to select a day within that timeframe.

Is a home inspection the same as a code inspection?

There are no codes enforced or taken note of in real estate inspections, as they are limited to visual safety and function inspections, and legal requirements for building practices may vary across jurisdictions.

Do you offer radon testing?

We don't offer radon testing services, let us explain why.

We believe it's important to inform our clients that a radon testing kit can be obtained for free through the Missouri Dept. of Health & Senior Services. A proper radon test can take up to 90 days to yield the most accurate results. Waiting that long for a test result may not be ideal in a real estate transaction, but it's important to get accurate results to protect your health. 

To ensure accurate results, we recommend requesting a free kit before beginning your house hunt. When you place an offer on a home, ask if you or your agent can place the test kit in the basement of the home for as long as possible. For the most accurate results, it's best to leave the test kit in place for an extended period of time. 

It's important to note that some radon mitigation contractors also conduct long-term radon testing for free, so there is really no need to pay for this service. 

Keep in mind that, in the case of an occupied residence, it's possible for the test to yield inaccurate results if the current resident ventilates the space or puts the device outside. This can happen whether you hire a home inspector or do the testing yourself. 

Ultimately, we recommend including a radon mitigation system contingency in the contract based on the results of the free radon test to protect yourself from potential health hazards.